I'm trying to see how hard-money would compare to the equity split that my potential partners are asking for.If I'm all-in at 50k and I can borrow all of that up-front with hard-money, I've got maybe $3000 in points.

Only the account owner and spouse are eligible to be Solo(k) plan participants.With respect to borrowing from your Solo(k), you can borrow up to $50,000 or 50% of your plan value, whichever is less, provided your Plan document has a provision allowing participant loans.

The only way I'd say not to flip it is if you don't have the cash AND you have to pay so much for the Hard Money you have to borrow, it would make the deal much more marginal than it is now.

The loan remains in the original borrowers name and on their credit record. 

There are ALWAYS PML/HML looking to deploy capital, and I've heard complaints from many that they don't have enough borrowers..

Upon sending of the notice, the borrower must be given time to cure adding another month.  

@James Palin Unless you're doing buy & hold, your purchase price needs to include the rehab, your fixed (buy & sale) costs and your holding costs, which would include your payments to the HM guy, while you are rehabbing.Example:   100,000 - 10,000 - holding costs - fixed costsIf I assume a 4 month hold and borrowing $70k at 12% and 4 points for the HM guy, my MAO would be more in the $55k range.I'm pretty conservative, but I think it's a reasonable number. 

The borrower owes a total of $170K, correct?  

I have borrowed from friends and family in smallish chunks (20-30k) and done second position liens up to 90% CLTV (so if my current leverage is 70k on a 100k house, I do a note and deed of trust up to 20k). 

What is the FICO score of the borrower?